HOA fees, CDD assessments, property taxes, and insurance — the full monthly number buyers don't see in the listing price.
Valencia del Sol is G.L. Homes' newer 55+ offering in Wimauma, built after Valencia Lakes and positioned as a step up in finishes and amenities. Homes range from the mid $200s to low $400s. The community has strong curb appeal and active marketing — but the full monthly cost is higher than the HOA alone suggests.
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Talk to a Specialist →Three scenarios based on purchase price. All assume homestead exemption applied (available after first full year of ownership) and Hillsborough County millage rate of approximately 17.9 mills for unincorporated areas.
Scenarios assume no mortgage. Includes HOA, CDD, property taxes, and insurance estimates. Does not include utilities, golf cart expenses, or optional club fees.
| Cost Item | Monthly | Annual | Notes |
|---|---|---|---|
| HOA dues | ~$420 | ~$5,040 | Master HOA; verify current rate |
| CDD maintenance assessment | ~$110 | ~$1,320 | Operations & maintenance portion |
| CDD debt service | ~$40 | ~$480 | Bond repayment; varies by phase |
| Total CDD | ~$150 | ~$1,800 | Appears on tax bill, not HOA |
| Property taxes (assessed ~$290K after exemption) | ~$215 | ~$2,580 | Hillsborough unincorporated ~17.9 mills |
| Homeowners insurance | ~$250–$320 | ~$3,000–$3,840 | Wind zone; shop multiple carriers |
| Flood insurance (if required) | ~$80–$150 | ~$960–$1,800 | Check FEMA zone; some lots require |
| Total estimated monthly | ~$1,225–$1,355 | ~$14,700–$16,260 | Before utilities or mortgage |
Community Development Districts are a Florida financing mechanism where the developer borrows money to build infrastructure — roads, utilities, amenity centers — and that debt is repaid by homeowners over 20–30 years. The CDD has two components:
The CDD assessment does NOT appear on your HOA statement. It appears as a separate line on your November property tax bill. Buyers who budget based on HOA alone routinely undershoot their actual monthly cost by $100–$150.
How to find the exact amount: Go to the Hillsborough County Property Appraiser website, enter the property address, and look for "Non-Ad Valorem Assessments" on the tax detail page. This shows the CDD amount tied to that specific parcel.
Valencia del Sol's HOA fee of approximately $420/month covers:
The HOA does not cover:
Hillsborough County's unincorporated millage rate runs approximately 17.9 mills total (combining county, school, MSTU, and other levies). For a home with an assessed value of $340,000:
| Scenario | Assessed Value | Taxable Value | Annual Tax |
|---|---|---|---|
| First year (no exemptions yet) | $340,000 | $340,000 | ~$6,086 |
| Year 2+ (standard homestead) | $340,000 | $290,000 | ~$5,191 |
| Age 65+, income below ~$36,600 | $340,000 | $240,000 | ~$4,296 |
The additional senior exemption (up to $50,000 for residents 65+ with income below the county threshold, currently around $36,600) requires a separate annual application and income documentation. It doesn't apply automatically once you qualify.
We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
Wimauma is inland but Hillsborough County's insurance market has tightened significantly since 2022–2023. Several major carriers have pulled back from Florida entirely. Expect:
| Cost Item | Valencia del Sol | Valencia Lakes |
|---|---|---|
| HOA (monthly) | ~$420 | ~$515 |
| CDD (annual) | ~$1,800 | ~$1,800 |
| Home price range | Mid $200s–low $400s | Mid $200s–low $500s |
| Community age | Newer (2018–present) | Completed ~2019 |
| Bond retirement timeline | Longer (newer bonds) | Slightly shorter |
Lower HOA at del Sol is partially offset by newer CDD bonds with longer payoff timelines. Neither community has a cost advantage large enough to drive a decision — focus on which phase, floor plan, and home condition best fits your needs.
| Cost Category | Year 1 | Years 2–10 (annual avg) | 10-Year Total |
|---|---|---|---|
| HOA dues | $5,040 | $5,400 (est. 2%/yr increase) | ~$53,640 |
| CDD assessments | $1,800 | $1,850 (ops creep) | ~$18,450 |
| Property taxes | $5,191 | $4,900 (w/ exemptions, Save Our Homes cap) | ~$49,100 |
| Insurance | $3,600 | $3,900 (market uncertainty) | ~$38,700 |
| Total 10-year carrying cost | — | — | ~$159,890 |
Excludes mortgage, utilities, maintenance/repairs, and golf cart costs. CDD debt service portion decreases as bond ages but ops & maintenance continues indefinitely. Save Our Homes caps assessed value increases at 3%/yr after homestead is applied.
We can help you build a complete cost picture for any Valencia del Sol property before you make an offer.
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